1055 County Road 222 · Blue Springs, MS 38828

$86,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 166 Days on market

Built 2000 Good condition 1.40 ac lot ↓ 3% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to peaceful country living in Union county. This 3 bed, 2 bath single wide home offers convenience and room to spread out on approx. 1.4 acres. Recent updates have been completed to allow the home to qualify for FHA financing, making this an excellent opportunity for first-time buyers, downsizers, or anyone looking for affordable country living. Home is just a short drive to New Albany and Tupelo for expanded shopping, dining, and entertainment options. Grocery stores, restaurants. pharmacies, and retail shopping are approx. 10-15 min. away.

Key facts

• 1.4-acre lot
• Spacious living area
• Primary suite

Tags

• 1.4-ACRE LOT
• SPACIOUS LIVING AREA
• PRIMARY SUITE
• SPACE FOR GARDENING
• PRIVACY AND QUIET
• FIXER-UPPER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#82 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Union County School District (rural): math 54% / reading 48% proficiency, ranked #13 of 130 in MS (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 17 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Union County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $4,987
• Equity at exit: $12,957

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $28,944
• Equity at exit: $7,514

Cash invested: $24,332 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 38828

• Home prices YoY: -14.5%
• Active inventory: 29
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,304/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $299

Break-even live

Break-even rent $760

Max offer price $86,900

Occupancy floor 69%

Sensitivity live

Price	-10% $359	-5% $329	+0% $299	+5% $269	+10% $239
Rent	-10% $209	-5% $254	+0% $299	+5% $344	+10% $389
Rate	-1.0pp $343	-0.5pp $321	base $299	+0.5pp $277	+1.0pp $254

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $86,900 Active 166 DOM
2. 2026-06-18
   days on market $86,900 Active 165 DOM
3. 2026-06-17
   days on market $86,900 Active 164 DOM
4. 2026-06-16
   days on market $86,900 Active 163 DOM
5. 2026-06-15
   days on market $86,900 Active 162 DOM
6. 2026-06-14
   days on market $86,900 Active 160 DOM
7. 2026-06-12
   days on market $86,900 Active 159 DOM
8. 2026-06-09
   days on market $86,900 Active 156 DOM
9. 2026-06-08
   days on market $86,900 Active 155 DOM
10. 2026-06-07
    days on market $86,900 Active 154 DOM
11. 2026-06-03
    days on market $86,900 Active 150 DOM
12. 2026-06-02
    days on market $86,900 Active 149 DOM
13. 2026-06-01
    days on market $86,900 Active 148 DOM
14. 2026-05-31
    days on market $86,900 Active 147 DOM
15. 2026-05-30
    days on market $86,900 Active 146 DOM
16. 2026-02-10
    price $86,900 555-char remark

    Show marketing remark (555 chars)

    Welcome to peaceful country living in Union county. This 3 bed, 2 bath single wide home offers convenience and room to spread out on approx. 1.4 acres. Recent updates have been completed to allow the home to qualify for FHA financing, making this an excellent opportunity for first-time buyers, downsizers, or anyone looking for affordable country living. Home is just a short drive to New Albany and Tupelo for expanded shopping, dining, and entertainment options. Grocery stores, restaurants. pharmacies, and retail shopping are approx. 10-15 min. away.

17. 2026-01-04
    listed $89,900 Active 555-char remark

    Show marketing remark (555 chars)

    Welcome to peaceful country living in Union county. This 3 bed, 2 bath single wide home offers convenience and room to spread out on approx. 1.4 acres. Recent updates have been completed to allow the home to qualify for FHA financing, making this an excellent opportunity for first-time buyers, downsizers, or anyone looking for affordable country living. Home is just a short drive to New Albany and Tupelo for expanded shopping, dining, and entertainment options. Grocery stores, restaurants. pharmacies, and retail shopping are approx. 10-15 min. away.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,666
• − Mortgage interest: −$4,868
• − Property taxes: −$1,304
• − Insurance: −$434
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,528
• Taxable income: $2,346
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $3,027/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This single-wide home in Blue Springs, MS, is in good condition with recent updates. It offers a good opportunity for first-time buyers, downsizers, or anyone looking for affordable country living. The home is move-in ready with minor cosmetic improvements that could further enhance its value.

Value-add opportunities

• Both Painting interior walls and ceilings — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhanced landscaping can improve the home's curb appeal and attract potential buyers.
• Both Upgrading kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Upgrading bathroom fixtures — Modern fixtures can enhance the home's appeal and value.
• Both Adding a small deck or patio — An outdoor space can increase the home's appeal and value, especially for potential buyers looking for outdoor living space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls and ceilings — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhanced landscaping can improve the home's curb appeal and attract potential buyers. ↑
• Both Upgrading kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Upgrading bathroom fixtures — Modern fixtures can enhance the home's appeal and value. ↑
• Both Adding a small deck or patio — An outdoor space can increase the home's appeal and value, especially for potential buyers looking for outdoor living space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Union County School District
• NCES district ID: 2804350
• Math proficiency: 54% ▼ -15.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $37,935
• Composite: 42.49/100
• National rank: #3209
• State rank: #13 of 130 in MS

Livability — Blue Springs

• Score: 67/100
• State rank: #82
• US rank: #10723

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,532

Population outlook (Union County) Hauer SSP2

• Today (2025): 30,992 people
• By 2030: 32,294 · +4.2%
• By 2040: 34,789 · +12.3%
• By 2050: 36,987 · +19.3%
• By 2075: 40,835 · +31.8%
• By 2100: 40,538 · +30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 12% Two or more races 1%
• Common ancestry: Slovak 6% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+70.1) · D 14.5% · R 84.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -49.9pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+64.8 2016: R+63.2 2012: R+51.0 2008: R+49.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.94%
• Current HPI: 146.7045
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.3% since first listed

2 events — show timeline

• 2026-02-10 Price Changed $86,900 LBOR
• 2026-01-04 Listed $89,900 LBOR

Property tax history

+1.8%/yr

Latest (2025): $74 · +1.8% YoY. Source: county tax records.